69 Winter St · Danielson, CT 06239

$450,000

4 bd · 3.0 ba · 3,897 sqft · MultiFamily public records · 6 Days on market

Built 1880 0.47 ac lot $115/sqft · 7% above area Est $420k · 7% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +6.0/10.0
• ARV discount +4.3/15.0
• Livability +4.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Enormous apartments capable of high rental revenue. Large lot with nice yard. Close to i-395. Excellent location.

Key facts

• In-unit laundry
• Mature landscaping
• Open-concept layout

Tags

• THREE RENOVATED UNITS
• UPDATED EAT-IN KITCHEN
• PRIVATE PRIMARY SUITE
• IN-UNIT LAUNDRY
• OPEN-CONCEPT LAYOUT
• MATURE LANDSCAPING

Property features AI

Finance

• Financial info: Multi-family for sale (3-family)

Exterior

• Parking: Paved parking; On-street parking; Off-street parking; 8 total parking spaces
• Security: No specific security features provided
• Utilities: Public water connected; Public sewer connected; Extra insulation; Generator ready; Thermopane windows
• Home design: Multi-family property (3-family); Frame construction; Yellow exterior siding
• Construction: Asphalt shingle roof; Vinyl siding; Stone foundation
• Exterior features: Corner, level lot; Sidewalk; Shed; Porch; Deck; Covered deck; Garden area

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 5 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 4 full bathrooms
• Heating & cooling: Baseboard heating; Hot air heating; Electric and gas (in street) fuel sources; 30-gallon hot water tank
• Interior features: 12 total rooms; Full unfinished basement with interior access, concrete floor, storage, and hatchway; Ceiling fans; Central air
• Laundry & utility: Laundry on main and second levels; Washer/dryer hookups in Unit 1 and Unit 2; some units include washer/dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).

Location & tenants

• Location reads 84/100 on livability (#5 in CT, #679 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: employment D.
• Killingly School District (rural): math 21% / reading 44% proficiency, ranked #119 of 153 in CT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Killingly Intermediate School (math 19% / reading 46%, grade F, #132 of 175 statewide, top 76%, 667 students, 52% FRL); Killingly High School (math 17% / reading 57%, grade F, #112 of 194 statewide, top 60%, 788 students, 43% FRL).
• Market conditions: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 in 5+ unit buildings).
• At $4,931/mo this rent would consume 80% of the median local household income ($74k/yr) (locally 223% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $450,000

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (median comp): $419,785
• List price: $450,000
• Delta: 7.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Winter St	0.00mi	5/4.0 (+1)	3,897 (0%)	1mo	$525,000	$135	90

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-12,216
• Equity at exit: $67,096

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $67,449
• Equity at exit: $38,908

Cash invested: $126,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 06239

• Home prices YoY: -4.8%
• Active inventory: 64
• Price-to-rent: 22.8×

Monthly cashflow live

• Estimated rent: $4,931 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$395 /mo · $4,735/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,036
• Net cashflow: $954

Break-even live

Break-even rent $3,724

Max offer price $450,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,208	-5% $1,081	+0% $954	+5% $826	+10% $699
Rent	-10% $564	-5% $759	+0% $954	+5% $1,148	+10% $1,343
Rate	-1.0pp $1,180	-0.5pp $1,068	base $954	+0.5pp $837	+1.0pp $718

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,932
Total (3 units)			$4,931

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Maple St Killingly, CT	3.0	2.5	3132	$2,500	$0.80	45d	1	0.42mi

Listing history 16 events

1. 2026-05-12
   status Under Contract 1378-char remark
2. 2026-05-06
   listed $450,000 Active 1378-char remark
3. 2025-11-13
   historical $1,200
4. 2025-11-04
   listed $1,200
5. 2024-12-04
   historical $1,200
6. 2024-11-16
   listed $1,200
7. 2024-06-19
   historical $1,200
8. 2024-06-05
   listed $1,200
9. 2010-05-30
   historical
10. 2010-01-07
    listed $109,900
11. 2006-11-22
    soldstatus $260,000
12. 2004-07-01
    soldstatus $180,000

    Show marketing remark (113 chars)

    Enormous apartments capable of high rental revenue. Large lot with nice yard. Close to i-395. Excellent location.

13. 2004-07-01
    soldstatus $180,000

    Show marketing remark (113 chars)

    Enormous apartments capable of high rental revenue. Large lot with nice yard. Close to i-395. Excellent location.

14. 2004-03-11
    listed $215,000

    Show marketing remark (113 chars)

    Enormous apartments capable of high rental revenue. Large lot with nice yard. Close to i-395. Excellent location.

15. 2002-01-11
    soldstatus $95,000
16. 2001-08-28
    listed $112,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $4,735 · $395/mo
• Projected year-2 tax: $7,182 · $599/mo
• Expected delta: +$2,448/yr (+$204/mo · 51.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,172
• − Mortgage interest: −$25,207
• − Property taxes: −$4,735
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,734
• − Management: −$4,734
• − Depreciation: −$13,091
• Taxable income: $4,422
• Est. tax owed @ 24.0%: −$1,061
• After-tax cash flow: $10,382/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Killingly School District
• NCES district ID: 0902070
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $55,485
• Composite: 28.71/100
• National rank: #6684
• State rank: #119 of 153 in CT

Livability — Danielson

• Score: 84/100
• State rank: #5
• US rank: #679

Category grades

Amenities C+ Commute A+ Cost of living A Crime A+ Employment D Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danielson, CT
• County: Windham County · 30,529 people
• Metro: Worcester, MA-CT
• Population (ZIP): 11,185
• Household income: $74,267
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 223.0

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 5% Black 4% Asian 1%
• Common ancestry: Lithuanian 14% Russian 4% Romanian 4%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.75%
• Current HPI: 233.1548
• Rent YoY: —
• Metro: Worcester, MA-CT
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+368.8% since first listed

17 events — show timeline

• 2026-06-05 Sold (MLS) $525,000 Smart MLS
• 2026-05-12 Pending — Smart MLS
• 2026-05-06 Listed $450,000 Smart MLS
• 2025-11-13 Rental Removed $1,200 SMARTMLS
• 2025-11-04 Listed for Rent $1,200 SMARTMLS
• 2024-12-04 Rental Removed $1,200 SMARTMLS
• 2024-11-16 Listed for Rent $1,200 SMARTMLS
• 2024-06-19 Rental Removed $1,200 SMARTMLS
• 2024-06-05 Listed for Rent $1,200 SMARTMLS
• 2010-05-30 Listing Removed — Smart MLS
• 2010-01-07 Listed $109,900 Smart MLS
• 2006-11-22 Sold (Public Records) $260,000 Public Records
• 2004-07-01 Sold (Public Records) $180,000 Public Records
• 2004-07-01 Sold (MLS) $180,000 Smart MLS
• 2004-03-11 Listed $215,000 Smart MLS
• 2002-01-11 Sold (MLS) $95,000 Smart MLS
• 2001-08-28 Listed $112,000 Smart MLS

Property tax history

+5.1%/yr

Latest (2023): $4,735 · +6.6% YoY. Source: county tax records.